MB506: Why I’m Reallocating Capital Away From Apartments

Show Notes

In this solo episode, I’m pulling back the curtain on why we’re starting to acquire boring, real-world businesses — like HVAC and plumbing companies — as a strategic complement to multifamily investing. If you’ve been feeling the pinch from tighter real estate markets or you’re just looking to diversify your portfolio, this is a must-listen. I cover what private equity business acquisitions really are, how they fit into an investor's asset allocation, and how you can generate strong returns without being the operator.

Whether you’re an active syndicator or a passive investor, this episode will change the way you think about private equity and building wealth.

Key Takeaways

Why We’re Not Abandoning Multifamily (But Expanding Thoughtfully)

Multifamily is still core to our strategy — we’re not leaving, just diversifying.
Real estate has market cycles, and right now multifamily is in a slower phase.
Our core team is fully focused on operating our current portfolio.
I’m keeping one eye on future growth — and businesses are part of that.

What Business Acquisitions Actually Are (And Why They’re Attractive)

Buying boring, local service companies (HVAC, plumbing, etc.) can be highly profitable.
These deals aren’t new — private equity has been doing them for decades, just at a much higher level.
We’re focused on businesses with $5M–$10M in revenue, strong margins, and seasoned leadership already in place.
Think of it like a value-add play — but with better cash flow and less dependence on market cap rates.

The Three Buckets Every Business Needs to Master

Acquire & retain talent — just like in multifamily, people are everything.
Acquire & retain customers — consistent marketing and fulfillment systems are key.
Retain cash — strong financial operations help avoid disasters.
Every business we look at must be solid in all three before we consider buying.

How These Deals Are Structured (And Why Returns Can Be Higher Than Multifamily)

Typical acquisition multiples are 2–5x EBITDA — that’s like buying at a 20–50% cap rate.
Deals can produce enough cash flow to return equity in 3–7 years without a refinance or sale.
As EBITDA grows, multiples can expand — that’s like getting both NOI growth and cap rate compression.
We’re not playing the flip game — our goal is to buy and hold long-term.

The Risks (And How We’re Mitigating Them)

Operational risk is the biggest — specifically the quality of the operator/GM.
We’re only buying businesses with strong #2 leaders in place and clear succession plans.
We’re not interested in turnarounds or “value-add” distress — only clean, well-run companies.
Our role is to bring better marketing, systems, and financial oversight — not run the day-to-day.

Why This Helps You as an Investor

We want to offer multiple asset classes under one roof: real estate equity, real estate debt, and now private businesses.
Different risk and return profiles let you build a truly diversified portfolio.
These businesses offer high cash flow — perfect for income-focused investors.
Real estate still brings the tax benefits, and together they create a powerful combo.